Covent Garden London
The heart of London's West End
All Bar None!
Licence for new bar in 'leisure centre of the UK' refused
After a prolonged two-day Court hearing, the Licensing Justices for the West Central Division of the Inner London Area, sitting at the Magistrates' Court in Seymour Place, denied pub giant BASS PLC a liquor licence for a large ALL BAR ONE outlet proposed for Cambridge Circus.
The application for a provisional Justices' On-Licence was refused by the Justices yesterday after hearing evidence from 14 witnesses over a two-day hearing. Nearby residents, together with the Covent Garden Community Association, attended the hearing to object to the grant of a 'pub licence' for the large premises at 24 Cambridge Circus and 84 Charing Cross Road, WC2 opposite the Palace Theatre. Bass plc had hoped to open another of its ALL BAR ONE Café bars with a capacity of 420 people at the site, which had originally, after a planning appeal, been granted permission to trade only as a restaurant. Although planning permission had subsequently been granted for the premises to be used as a Café Bar exclusively by ALL BAR ONE, the Justices refused to accept that the style of trading proposed by Bass was suitable for the café bar type planning approval.
Local residents have hailed this decision as 'very significant' and a major victory in the constant battle to retain suitable living conditions for the more than 6,000 residents who live in the Covent Garden area. Moira Sleight, Chair of the residents' association in Trentishoe Mansions, a block with 22 flats adjacent to the premises, said she was ".... relieved that residents' concerns about yet another large bar, with more than 400 people drinking, have been taken into consideration". The Court also heard from other Trentishoe Mansions residents about the constant erosion of their quality of life in this busy location and the incessant disturbance from large groups of revellers 'letting their hair down' in the West End.
The Covent Garden Community Association (CGCA), which also gave evidence against the grant of the licence, considers this to be one of the few examples of where the outdated 1964 Licensing Act actually offers some protection to local residents. Jo Weir, CGCA Chair, commented "This is a major break-through for the local community. Many people visiting Covent Garden do not realise that we have a large residential community, most of whom live very close to one of the many restaurants, bars or pubs. We still have many families who have lived in the area all their lives, some for three or four generations. They accept that the West End is not a quiet village, they need a few hours sleep!".
Local residents suggested that ALL BAR ONE should try to minimise the potential adverse impact of its proposed operation by accepting conditions that would limit the number of people standing and encourage them to sit down at tables and chairs and have waiter and waitress service. "We are not opposed to people having a drink and enjoying themselves, but we fear that we will eventually be driven out of our homes by the current, growing trend of people drinking large quantities of alcohol in the many bars and public houses around the area. We fear that this proposed ALL BAR ONE would have been the last straw...." said Ms Sleight.
John Bos, Co-ordinator for the CGCA said "We are very pleased that the Licensing Justices have used their powers to put a stop to the never ending stream of licence applications for large pubs and bars in the Covent Garden area. The CGCA always carefully looks at how suitable conditions can be used to protect residents from the worst excesses, but if this is not possible or if the applicant does not wish to compromise, we will object in the strongest possible terms. All Bar One refused to accept the reasonable conditions the community had suggested. All we tried to do was to urge them to use the premises as a continental-style Café Bar, rather than a big, glorified drinking hall". According to Mr Bos, the cumulative effect of so many licensed premises on the amenity of local residents had risen to disturbing levels. "During the past 3 or 4 years we have witnessed a steady increase in noise levels, inconsiderate behaviour from inebriated patrons and rowdiness, particularly late in the evening and in the early hours of the morning. The Covent Garden area can not cope with any more bars, pubs or restaurants. A saturation level has been reached and applicants would do well to look elsewhere if they wish to establish any further licensed premises in close proximity to residents' homes. We hope that this decision signals a clear enough is enough message".
More than 10,000 residents live in Covent Garden and Soho. The London Borough of Camden, the City of Westminster and the Government encourage residents to live in city centres again. However, the balance between residents and commercial operators has been lost due to the proliferation of mega-size bars, late night cafes, early morning Music & Dancing licences and openable shopfronts. Pressure on residential amenity has increased enormously and local amenity groups are very concerned that central London will degenerate into an 'entertainment district' with nowhere for residents to live.
Bass had claimed that their £3.5 Million investment in the site would benefit the local community in what they claimed was "the leisure centre of the UK". Noise from their customers would not disturb residents as noise levels in Cambridge Circus are already very high. The CGCA believes that Bass has ignored the fact that, despite its lively and vibrant atmosphere, Covent Garden is a densely populated, mixed use area which is home to many people, all of whom have a basic right to some hours of unbroken sleep.
"The Government's expected review of licensing laws is well overdue. It is time for sufficient protection to be built into the licensing system to protect the quality of life of residents who live near licensed premises, particularly in areas with so many bars and public houses, such as Covent Garden or Soho...." concluded Jo Weir.
Bass plc may be contacted on 0171-409 1919 or fax 0171-409 8502
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